A detached house with character in Princenhage
This detached house on Esserstraat 12 sits in Princenhage, a neighbourhood in Breda west that residents describe as a calm spot within easy reach of the city centre. The home was built in 1928 and carries energy label D, which means you can expect moderate energy costs. At €475,000, the asking price is keen compared with the neighbourhood average of €632,000, and it sits in line with the median asking price for detached houses in Breda.
The home itself
The house offers three rooms, including two bedrooms and one bathroom, spread over two floors with a volume of 350 m³. The living area is 110 m² according to both the BAG registration and the agent's listing, and the plot measures 131 m². There is a rear garden of 34 m², facing southeast and accessible via the back. The property is freehold, has roof insulation and largely double glazing, and is heated by a combi boiler.
Life in Princenhage
Residents of the district give their living environment an average score of 6.87, based on eleven reviews. One resident says: "I experience it as a quiet neighbourhood. Naturally you are almost in the centre so there is more liveliness than in a sleepy village, but the people are amicable, the facilities are superb." Another notes: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." A third resident adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The district counts around 9,000 inhabitants, with a mix of ages and household types. For a closer look at the Princenhage neighbourhood, these reviews give a sense of everyday life here.
Amenities and transport
Daily errands are well covered. Albert Heijn is just around the corner, with Jumbo a couple of streets away, and there are two more supermarkets within a ten-minute walk. Kbs Sinte Maerte primary school is a couple of streets away, and Kbs De Parel is a five-minute walk. The GP practice Bakers en Verhaegen is on your doorstep, and the BENU pharmacy is just around the corner. Bus stop Heuvelplein is a couple of streets away with line 374, and the nearest train station, Breda, is a short drive. All of this sits within the municipality of Breda.
WOZ value and address data
The WOZ value for this home is €457,000 as of 1 January 2025, and the asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 55%, from €294,000 to €457,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the norm, while railway noise is 35 dB Lden, below the norm. The foundation risk indication is low, based on area-level data, and the soil type is sand. For climate risks, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van der Sande Makelaars and Huispedia.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Esserstraat 12, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €475,000 is 25% below the average asking price of €632,000 for homes currently for sale in Princenhage. The price per square metre is €4,318, which is 7% below the neighbourhood average of €4,622 per m². The price verdict is therefore described as keen.
What is the layout of this detached house?
The house has three rooms in total, including two bedrooms and one bathroom, spread over two floors. The living area is 110 m², and the volume is 350 m³. There is a rear garden of 34 m² facing southeast, accessible via the back. The property is freehold.
What is the WOZ value of this home?
The WOZ value is €457,000, as determined by the municipality on 1 January 2025. The asking price of €475,000 is 4% above this value. Over the past five years, the WOZ value has increased by 55%, from €294,000 in 2020 to €457,000 in 2025.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data from public sources. The soil type is sand. This is an area-level indication and not an inspection of this specific home.
What are the noise levels around this home?
The noise level from road traffic is 53 dB Lden, which is above the Dutch noise norm. Railway noise is 35 dB Lden, which is below the norm. These figures come from public data at address level and are indications for the area, not measurements taken at the property itself.
Which supermarkets are nearby?
Albert Heijn is about 343 metres away, and Jumbo is about 367 metres away, both within a short walk. There are also two more supermarkets, a Jumbo and a Lidl, at about 924 metres, and another Jumbo at about 1.5 kilometres.
What schools are close to this home?
Kbs Sinte Maerte primary school is about 333 metres away, Kbs De Parel is about 558 metres away, and Kbs De Eerste Rith is about 574 metres away. For secondary education, Curio Prinsentuin van Coot is about 852 metres away.
How do residents rate living in this district?
Residents of the district give their living environment an average score of 6.87, based on eleven reviews. One resident describes it as a quiet neighbourhood close to the centre, while another mentions good safety and spacious housing. A third resident highlights the community spirit with joint barbecues.
What public transport options are available?
The nearest bus stop is Breda, Heuvelplein, about 228 metres away, served by line 374. Another stop, Breda, Nieuwe Heilaarstraat, is about 353 metres away with line 4. The nearest train station is Breda, at about 3.3 kilometres.
